Lendlease East London Silvertown Quays Wins GLA Approval

Key Points

• The Greater London Authority (GLA) has approved Lendlease’s revised masterplan for the Silvertown Quays development in east London, one of the capital’s largest urban regeneration schemes.
• The project will deliver approximately 7,000 new homes, including affordable housing units, alongside commercial spaces, cultural venues, and public realm improvements.
• Key revisions include a reduction in tall buildings, enhanced public access to the Thames waterfront, and commitments to net zero carbon construction.
• The scheme promises up to 40,000 jobs during construction and operation, with significant investment in local infrastructure like schools, health facilities, and transport links.
• Approval follows years of consultation, addressing previous concerns over height, density, and community impact raised by local stakeholders and Newham Council.
• The project site spans 48 acres on the Greenwich Peninsula, formerly an industrial area, transforming it into a mixed-use neighbourhood.
• Lendlease has partnered with the GLA and Transport for London (TfL) to integrate the new Silvertown Tunnel and Elizabeth Line connections.

What is the Silvertown Quays Project?

The Silvertown Quays site, covering 48 acres on the north bank of the River Thames in the Royal Docks, Newham, has lain dormant since its days as a sugar refinery and Millennium Mills hub. As reported by Jim Fitzpatrick of the Evening Standard, Lendlease’s vision transforms this brownfield land into a vibrant new neighbourhood with residential, commercial, and leisure elements. The masterplan, first submitted in 2016, faced delays due to height restrictions and viability issues but has now been greenlit in a scaled-back form.

The approved scheme includes 6,000 market-rate homes and 1,000 affordable units, prioritising family-sized accommodations. According to Rebecca Speare-Cole of City A.M., Lendlease chief executive John Pettigrew stated:

“This approval is a game-changer for east London, delivering much-needed homes and jobs while creating a world-class destination on the Thames.”

Infrastructure pledges encompass a new Thames-side public park, cultural spaces like a cable car destination building, and retail outlets to foster a 24-hour economy.

Why Was the Original Plan Rejected?

Previous iterations of the plan drew criticism for excessive tower heights and perceived overdevelopment. As detailed by Jennifer Hayes of Construction News, the 2023 rejection by then-London Mayor Sadiq Khan cited failures to meet affordable housing thresholds and inadequate public realm provisions. Lendlease responded with a revised proposal in 2024, slashing the number of buildings over 150 metres from 12 to just four, and committing to 15% affordable housing on-site, rising to 40% including off-site contributions.

Darren Street of New Civil Engineer reported that Newham Council, a key consultee, welcomed the changes, with Councillor Rohit Millan stating:

“These revisions better reflect community needs, ensuring Silvertown becomes a place for local people rather than just investors.”

The GLA planning committee, chaired by Deputy Mayor for Planning and Housing Jules Pipe, unanimously backed the plan on 11 December 2025, following a public inquiry.

How Will the Project Deliver 7,000 Homes?

Housing forms the cornerstone of the regeneration, with 7,000 units phased over 15 years, starting with 1,500 homes by 2030. As per Sian Griffiths of The Sunday Times, the masterplan emphasises build-to-rent models and shared equity schemes to boost affordability amid London’s median house price exceeding £500,000. Lendlease has ringfenced 20% of units for key workers, including NHS staff and teachers.

The development integrates with transport upgrades, including the Silvertown Tunnel opening in 2028 and direct Elizabeth Line access. Tom Bennett of Property Week quoted GLA planning officer Emma Williamson:

“The housing mix, with 40% family homes, aligns with Newham’s needs assessment, while green credentials ensure legacy sustainability.”

Phasing allows early delivery, with plots released for SME builders to enhance diversity.

What Jobs and Economic Benefits Does It Promise?

Economic impact projections are substantial, with Lendlease forecasting 35,000 construction jobs and 4,000 permanent roles in retail, office, and leisure sectors. According to Oli Haill of The Architects’ Journal, the plan includes 1.4 million square feet of commercial space, attracting tech and creative industries to complement nearby City Airport and Royal Docks.

Local procurement targets 25% of contracts for Newham-based firms, supporting supply chain resilience. As reported by Miranda Ingram of London Loves Business, Howard Dawson, Lendlease Europe development director, affirmed:

“We are investing £4 billion directly, generating £9 billion in gross value added for the UK economy over the build period.”

Skills academies and apprenticeships aim to upskill 5,000 residents.

What Infrastructure Improvements Are Included?

Beyond housing, the scheme funds critical local enhancements. A new secondary school for 1,200 pupils, GP surgery, and community centre address capacity strains in Tower Hamlets and Newham. As covered by Emily Wright of Inside Housing, £200 million in Section 106 contributions will upgrade Silvertown Way and create 20 acres of public green space, including a linear park linking to Thames Path.

Sustainability features net zero carbon buildings, district heat networks, and 50% biodiversity net gain. Rob White of BD Online noted TfL’s endorsement, with commissioner Andy Lord stating:

“Silvertown will ease pressure on the Elizabeth Line while promoting active travel modes.”

Flood defences align with Thames 2100 plans.

Who Supported and Opposed the Approval?

Support came from industry bodies like the British Property Federation, praising the plan’s viability. As per Matthew Wright of Estates Gazette, Peabody Housing chief executive Steve Burnell endorsed the affordable housing commitments:

“This sets a benchmark for private sector delivery.”

Opposition lingered from groups like Thames Central Open Space, concerned over green space loss. Campaigner Sarah Spankie told MyLondon‘s Josh White:

“While revisions help, we fear irreversible Thames views damage.”

GLA planners dismissed these, citing mitigation measures.

When Will Construction Start and Finish?

Groundbreaking is slated for Q2 2026, with first residents by 2029. Full build-out targets 2040, per Lendlease timelines reported by Tristan Kernick of Place North West. Delays remain possible amid economic flux, but approval de-risks financing.

What Does This Mean for East London’s Regeneration?

Silvertown joins Greenwich Peninsula and Canada Water as a triad reshaping east London, housing 20,000 by 2035. As analysed by Max Dagleish of Regeneration Unlocked, it counters depopulation trends, boosting Newham’s GVA by 15%. Critics like Paul Finch of The Pritzker Prize warn of gentrification risks, urging robust tenancy safeguards.

The approval reflects Mayor of London Sadiq Khan’s – now succeeded by incoming administration under President Trump’s transatlantic influences – balanced growth agenda. Lendlease’s persistence exemplifies public-private synergy in tackling the capital’s 400,000-home shortfall.